350 S Bremer Ave · Rush City, MN 55069

$260,000

3 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 23 Days on market

Built 1896 0.39 ac lot

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

Key facts

• 0.39 acre lot
• 3 garage spots
• Built 1896

Property features AI

Finance

• Other: Two total units (one 2,170 sq ft unit with 1 bedroom/1 bath plus 1 three-quarter bath; one 1,000 sq ft unit with 2 bedrooms/1 bath)
• Financial info: VA mortgage eligible (VA)
• HOA & community: Porch listed as an association amenity

Exterior

• Parking: Gravel parking; 3-car garage
• Utilities: City water connected; City sewer connected; Electric with circuit breakers; Natural gas
• Home design: Residential income duplex with up-and-down units; Two levels; Entry includes an enclosed front porch
• Construction: Block foundation; Asphalt pitched roof
• Exterior features: Stone exterior; Enclosed front porch and porch/deck on unit-level; Irregular-shaped lot of 0.386 acres

Interior

• Kitchen: Each unit includes basic kitchen amenities (details not provided)
• Bedrooms: Total of 3 bedrooms (one unit with 1 bedroom, one unit with 2 bedrooms)
• Bathrooms: Total of 2 bathrooms (one full bath and one three-quarter bath)
• Heating & cooling: Forced air heating
• Interior features: Full basement with drainage system and sump pump; Enclosed front porch
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#355 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Rush City Public School District (rural): math 37% / reading 47% proficiency, ranked #195 of 301 in MN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 362 units permitted in Chisago County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $260k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-19,898
• Equity at exit: $38,767

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $11,274
• Equity at exit: $22,480

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55069

• Home prices YoY: -1.7%
• Active inventory: 49
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$244 /mo · $2,934/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $349

Break-even live

Break-even rent $2,173

Max offer price $260,000

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $260,000 Active 23 DOM
2. 2026-06-17
   days on market $260,000 Active 22 DOM
3. 2026-06-16
   days on market $260,000 Active 21 DOM
4. 2026-06-15
   days on market $260,000 Active 20 DOM
5. 2026-06-13
   days on market $260,000 Active 18 DOM
6. 2026-06-12
   days on market $260,000 Active 17 DOM
7. 2026-06-09
   days on market $260,000 Active 14 DOM
8. 2026-06-08
   days on market $260,000 Active 13 DOM
9. 2026-06-07
   days on market $260,000 Active 12 DOM
10. 2026-06-05
    days on market $260,000 Active 10 DOM
11. 2026-06-04
    days on market $260,000 Active 8 DOM
12. 2026-06-02
    days on market $260,000 Active 7 DOM
13. 2026-06-01
    days on market $260,000 Active 6 DOM
14. 2026-05-31
    days on market $260,000 Active 5 DOM
15. 2026-05-31
    days on market $260,000 Active 4 DOM
16. 2026-05-27
    listed $260,000 Active
17. 2026-05-27
    historical $260,000
18. 2026-05-27
    historical
19. 2026-03-28
    listed $260,000
20. 2020-01-03
    soldstatus $169,900 Sold 303-char remark

    Show marketing remark (303 chars)

    Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

21. 2020-01-03
    soldstatus $169,900

    Show marketing remark (303 chars)

    Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

22. 2019-11-18
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

23. 2019-11-08
    historical Contingent - Inspection 303-char remark

    Show marketing remark (303 chars)

    Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

24. 2019-10-25
    listed $169,900 Active 303-char remark

    Show marketing remark (303 chars)

    Well maintained duplex with 24x24 pole building plus an additional garage. Fully rented to tenants with month-to-month leases. New roofs in 2019. Great opportunity for buyer to live in one of the units and rent out the other, or multi-generational families. Could also be used as single-family home.

25. 2001-11-20
    soldstatus $83,000
26. 2001-11-20
    soldstatus $83,000
27. 2001-10-15
    historical
28. 2001-09-27
    listed $89,900
29. 2001-07-18
    historical
30. 2001-03-19
    listed $97,900
31. 2001-03-06
    historical
32. 2000-09-12
    listed $98,000
33. 1993-05-24
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $2,934 · $244/mo
• Projected year-2 tax: $2,934 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,375
• − Mortgage interest: −$14,564
• − Property taxes: −$2,934
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$7,564
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $4,192/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rush City Public School District
• NCES district ID: 2732550
• Math proficiency: 37% ▼ -26.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $60,045
• Composite: 37.08/100
• National rank: #4499
• State rank: #195 of 301 in MN

Livability — Rush City

• Score: 69/100
• State rank: #355
• US rank: #8328

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rush City, MN
• Population (ZIP): 5,936

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 3% Asian 2% Native American 1%
• Common ancestry: Portuguese 10% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.49%
• Current HPI: 428.9296
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+766.7% since first listed

18 events — show timeline

• 2026-05-27 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-03 Sold (Public Records) $169,900 Public Records
• 2020-01-03 Sold (MLS) $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-25 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-20 Sold (Public Records) $83,000 Public Records
• 2001-11-20 Sold (MLS) $83,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-27 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-19 Listed $97,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-09-12 Listed $98,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-24 Sold (Public Records) $30,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,934 · +0.9% YoY. Source: county tax records.